BEAUTY GARDEN is a 999 yrs lease commencing from 1879 development along JALAN MERDU in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 12 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for BEAUTY GARDEN is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 12 sales and 1 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BEAUTY GARDEN dashboard.
- Average sale price: $4,166,083 across 12 transactions
- Estimated gross rental yield: 2.9%
- District 19 PSF ranking: Above average (top 34%)
- 999 yrs lease commencing from 1879 · OCR · D19
About BEAUTY GARDEN
BEAUTY GARDEN is a 999 yrs lease commencing from 1879 condominium, located at JALAN MERDU in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at BEAUTY GARDEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $2,013 psf | $3,430,000 |
| 5+ BR | 9 | $1,324 psf | $4,411,444 |
Sales Market Overview
BEAUTY GARDEN has recorded 12 sale transactions with an average transaction price of $4,166,083, ranging from $2,350,000 to $6,280,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,396 psf | $4,315,000 | — |
| 2022 | 5 | $1,389 psf | $4,004,600 | ↓ 0.5% |
| 2023 | 3 | $1,498 psf | $3,783,333 | ↑ 7.9% |
| 2024 | 2 | $1,862 psf | $4,995,000 | ↑ 24.2% |
BEAUTY GARDEN ranks in the top 34% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, BEAUTY GARDEN trades 3.4% below the segment benchmark.
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Rental Market Overview
BEAUTY GARDEN has recorded 1 rental transactions with monthly rents averaging $10,000/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1 | $10,000/mo | $10,000/mo | $10,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 1 | $10,000/mo |
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Investment Analysis
Based on average rents and sale prices, BEAUTY GARDEN delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows BEAUTY GARDEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BEAUTY GARDEN
- Compassvale MRT
- Sengkang MRT
- Sengkang MRT
- Rumbia MRT
- Bakau MRT
- Greendale Secondary School
- Greendale Primary School
- Compassvale Primary School
Nearby MRT Stations
BEAUTY GARDEN is 220m from Compassvale MRT (Sengkang LRT), with 17 stations within 1.5 km.
Nearby Schools
There are 20 schools within 2 km of BEAUTY GARDEN, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Greendale Secondary School | Secondary | 300m |
| Greendale Primary School | Primary | 370m |
| Compassvale Primary School | Primary | 520m |
| Sengkang Green Primary School | Primary | 530m |
| Compassvale Secondary School | Secondary | 600m |
| Punggol Green Primary School | Primary | 650m |
| Rivervale Primary School | Primary | 680m |
| Seng Kang Primary School | Primary | 710m |
| Sengkang Secondary School | Secondary | 890m |
| Anchor Green Primary School | Primary | 1.0 km |
| Punggol Primary School | Primary | 1.1 km |
| Punggol Secondary School | Secondary | 1.1 km |
Genuine walk-to-MRT access. Compassvale sits about 0.22km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. Greendale Secondary School sits about 0.30km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Thin transaction history. With only 12 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: BEAUTY GARDEN benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 12 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for BEAUTY GARDEN?
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Is BEAUTY GARDEN freehold or leasehold?
How far is the nearest MRT from BEAUTY GARDEN?
What is the tenure of BEAUTY GARDEN?
How does BEAUTY GARDEN compare to other projects in the district?
What stamp duty applies for a foreign buyer of BEAUTY GARDEN?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 12 transactions analysed
- Rental data: 1 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for BEAUTY GARDEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.